Erie County and Amherst Town property record for 9 Pharaohs Ct, Buffalo, NY 14221
| Property Type | Single Family Home |
|---|---|
| Details | 4 bd · 2.5 ba · 2,887 sqft · built 1990 |
| Lot Size | 0.503 acres (21,845 sqft) |
| Owner | 2 Individual Names on Record |
| Last Sale | $675,000 (Jan 2026) |
| Tax Bill | $12,247 (2025) |
| Deeds & Mortgages | Jan 2026 Sale Mar 2021 Line of Credit + 1 more |
| Flood Zone | Zone X (minimal risk) |
| APN | 142289 42.18-1-23 |
| Primary APN | 142289 42.18-1-23 |
|---|---|
| Alternative APN |
|
| Bedrooms | 4 Beds |
|---|---|
| Full Baths | 2.5 Baths |
| Half Baths | 1 Half Bath |
| Total Rooms | 8 Rooms |
| Stories | 2 Stories |
| Building Area | 2,887 sqft Living Area |
| 1st Floor Area | 1,811 sqft |
| 2nd Floor Area | 1,076 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1990 |
|---|---|
| Effective Year Built | Effective 1990 |
| Architectural Style | Colonial |
| Exterior Material | Aluminum/Vinyl |
| Lot Area | 21,845 sqft (0.503 acres) |
| Lot Dimensions | 257 ft deep x 84.6 ft wide |
| Garage Type | Attached |
| Garage Area | 438 sqft |
| Parking Spaces | 2 Parking Spaces |
| Porch | Slab |
| Porch Area | 376 sqft |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Heating Fuel | Oil |
| Sewer | Municipal |
| Water Source | Commercial |
| Street Address | 9 PHARAOHS CT |
|---|---|
| City | BUFFALO |
| State | NY |
| Zip | 14221-1777 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | 2600 41 ROYAL WOODS 50 12 7 |
| Legal Subdivision | HOLLAND LAND COMPANYS SURVEY |
| Legal Block | 1 |
| Legal Lot Number | 23.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | AMHERST |
| Census Block Group | 1 |
| Census Block | 1007 |
| Census Tract | 9007 |
Source: Erie County and Amherst Town records, as of June 30, 2026
Owner names and exact recorded amounts shown locked on this page are available instantly with a free trial.
| Owner of Record | 2 Individual Names on Record |
|---|---|
| Mailing Address | 9 PHARAOHS CT, BUFFALO, NY 14221-1777 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
| Vesting | Husband and Wife |
| Date | Document |
|---|---|
| Jan 23, 2026 | Deed, Transfer |
| Mar 23, 2021 | Deed of Trust, Mortgage · Line of Credit MANUFACTURERS & TRADERS TRUST CO |
| Jan 9, 2018 | Deed of Trust, Mortgage · Line of Credit CITIZENS BANK NA |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | Jan 23, 2026 · Amount on Record |
| Deed Sale | Jan 23, 2026 · Amount on Record |
| Prior Sale | May 27, 2004 · Amount on Record |
| Deed Document Number | 202613882 |
| Deed Book / Page | 11456 / 3649 |
| Record Updated | Sep 20, 2026 |
| Document Type | Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Jan 23, 2026 |
| Property Address | 9 PHARAOHS CT, WILLIAMSVILLE, NY 14221-1777 |
| Document Number | 0114563649 |
| Book / Page | 11456 / 3649 |
| Instrument Date | Jan 12, 2026 |
| Instrument | 2026013882 |
| Transaction Type | Transfer |
| Record Updated | Mar 16, 2026 |
| Amount | Amount Recorded |
|---|---|
| Tax | $2,700.00 |
| Amount Accuracy | Full Amount Stated |
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 9 PHARAOHS CT, AMHERST, NY 14221-1777 |
| Name | Verified Name |
|---|---|
| Address | 9 PHARAOHS CT, AMHERST, NY 14221-1777 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | ERIE NY |
| Property Address | 9 PHARAOHS CT, WILLIAMSVILLE, NY 14221-1777 |
| Transaction Type | Mortgage |
| Record Updated | May 3, 2021 |
| Title Company | TITLE 365, TITLE365 |
| Name | Verified Name |
|---|---|
| Address | 9 PHARAOHS CT, BUFFALO, NY 14221-1777 |
| Document Number | 0139865348 |
|---|---|
| Date | Mar 23, 2021 |
| Book Page | 13986/5348 |
| Instrument | 2021055155 |
| Name | MANUFACTURERS & TRADERS TRUST CO |
|---|---|
| Type | Bank |
| Address | BUFFALO, NY 14221 |
| Type | Line of Credit |
|---|---|
| Amount | Amount Recorded |
| Term | 360 Months |
| Due | Mar 22, 2051 |
| Rate Type | Adjustable Rate |
|---|---|
| Change Frequency | Monthly |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | ERIE NY |
| Property Address | 9 PHARAOHS CT, WILLIAMSVILLE, NY 14221-1777 |
| Transaction Type | Mortgage |
| Record Updated | Feb 5, 2021 |
| Name | Verified Name |
|---|
| Document Number | 0138420778 |
|---|---|
| Date | Jan 9, 2018 |
| Book Page | 13842/0778 |
| Instrument | 2018005473 |
| Name | CITIZENS BANK NA |
|---|---|
| Type | Bank |
| Address | PROVIDENCE, RI 02903 |
| Type | Line of Credit |
|---|---|
| Amount | Amount Recorded |
| Term | 299 Months |
| Due | Dec 5, 2042 |
| Rate Type | Adjustable Rate |
|---|---|
| Change Frequency | Monthly |
Source: Erie County and Amherst Town assessment roll, as of May 19, 2026
| Type | Name |
|---|---|
| State | New York |
| County | Erie County |
| County Subdivision | Amherst Town |
| Unified School District | Williamsville Central School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2025 | $12,247.00 (+0.55%) | $556,000 (-) Land $122,500 Building $433,500 | $561,600 (+1.01%) Land $123,734 Building $437,866 |
| 2024 | $12,180.00 (+18.88%) Homeowner's exemption | $556,000 (+54.02%) Land $122,500 Building $433,500 | $556,000 (-4.51%) Land $122,500 Building $433,500 |
| 2023 | $361,000 Land $113,500 Building $247,500 | $582,258 Land $183,064 Building $399,194 | |
| 2019 | $10,246.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
Source: FEMA National Flood Hazard Layer, effective November 20, 2024 · OpenFEMA NFIP redacted claims and policies, as of September 2026
| FEMA Flood Zone | Zone X minimal risk |
|---|---|
| Flood Insurance Requirement | Not required lenders may require it |
| Community Rating System | Class 8 (10% premium discount) |
| Nearby Flood Policies | 4 in force |
Values are read at the parcel center point; flood claims are located to the census block group, not this parcel; lenders make the official flood determination.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Low lower than 98% of the US · lower than 97.9% of New York |
|---|---|
| Wildfire Likelihood | Under 0.01% annual chance |
| Exposure | None beyond ember reach |
Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.
Source: EPA Safe Drinking Water Information System, as of September 2026
| Water System | ECWA AMHERST serves 92,697 people · EPA ID NY1400399 |
|---|---|
| Water Source | Purchased surface water from ECWA DIRECT |
| Last State Inspection | Nov 2025 |
| Lead | 10 ppb (2020–2022) action level 15 ppb |
| Water Quality | None last 10 years |
|---|---|
| Treatment and Procedure | None last 10 years |
| Monitoring and Reporting | None last 3 years |
Results are for the whole water system, not water tested at this address; lead at the tap also depends on the building's own pipes.
Source: FCC Broadband Data Collection, based on 74 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Spectrum Cable | 1,000 / 1,000 |
| Verizon Fiber · Fixed Wireless in parts of the area | 980 / 880 |
| T-Mobile Fixed Wireless | 100 / 20 |
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